Barn 2, Golden Wood Farm, Brisley Lane, Ruckinge, TN26 2PW

Renewal of prior approval for change of use from agricultural building to one dwelling house at Golden Wood Farm, Brisley Lane, Ruckinge, Ashford, Kent TN26 2PW

Authority: Ashford Borough Council
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: TN26 2PW

Main issues, as the Inspector framed them

Whether the location of the appeal proposal is practical and desirable, with particular regard to the integrity of the Golden Wood Ancient Woodland
Whether the proposed building operations are reasonably necessary for the building to function as a dwellinghouse

What decided it

The location of the barn within Ancient Woodland, an irreplaceable habitat, and the likely deterioration of that habitat from residential use without wholly exceptional reasons or compensation strategy, made the location undesirable under Class Q.2(1)(e) of the GPDO.

Framework references: 193

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

Town Planner Pro

What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

Join the waiting list

In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.